Interior Partition Wall Steel Studs VS Wood Studs: Which Is Better?

Often, when I am doing a remodeling job, I am asked why am I using steel studs instead of wood studs. Although the price may be slightly higher, the real costs can be lower – and that is better for you!

Cost of Metal Studs Can Be Lower Than Wood (even though the price is higher per foot)

There are some nuances to this area. Steel framing can cost three to 15 percent more than wood studs, based on Steel Framing Alliance calculations, but metal studs offer cost advantages in other areas that can offset this price difference.

Steel does not shrink, split or warp. As a result, there are no nail pops or drywall cracks to fix after the structure is completed.

Consistent quality means that scrap is drastically reduced (two percent for steel versus 20 percent for wood), which also reduces costs for hauling off and disposing of discarded material.

Most importantly, steel framed walls can be erected faster than wood ones saving on labor costs

Potential Problems with Wooden Studs

With wooden studs, you have to worry about problems like rotting, warping, shrinking, cracking and splitting. Termites, other insects and mold can also quickly destroy wooden studs under the right conditions.

Finding quality lumber to use as studs can also be difficult; it varies widely depending on where the wood is grown. Lumber also has to be sorted carefully and you can’t use any pieces that aren’t straight or have knots, cracks or other imperfections.

As much as 20 percent of the lumber bought for studs ends up wasted, and since wood prices can fluctuate, trying to budget for a construction project is challenging.

Metal Studs Are More Convenient

Metal is lighter than wood. Steel framing is easier to handle because the studs weigh a third less than wood and can be installed at 24 inches on center.

They take up half the space of lumber because of its hollowed shape. This makes for easier transporting and storage.

Metal studs can be cut with aviation snips, which means no sawdust.

They also are attached with screws, so moving studs is simple if you make a mistake.

Metal Studs Are More Stable

Wood is prone to twisting and warping; metal is not so walls are straighter. Wood also wicks moisture, which can lead to mold growth and rot, while metal is immune.

Metal Studs Are The Environmentally Responsible Choice

Metal studs are made from recycled metal – they could have been a car fender in a previous “life”. Once a tree is cut down, it’s gone. It takes years for a new one to grow in its place.

Knowing your what materials are better for your home remodeling projects will add value to your investment. “Cheaper” is not better, you need to know the true costs.

If you are considering a home improvement project or you need some maintenance advice, contact your local certified “roomologist”, Leading Edge Homes. Inc.at 561-795-2551.

WAS YOUR AIR CONDITIONER BORN BEFORE 2010?

If your air conditioner was born before 2010 it has five years until it is obsolete.

GOOD-BYE FREON – HELLO R-410A (Puron)

The U.S. Environmental Protection Agency, along with the environmental agencies of many other nations around the world, joined together to enact a Freon phase out.

This phase out was created due to scientific evidence that Freon destroys the ozone layer that protects the earth from harmful ultraviolet sun rays and it contributes to the phenomenon of climate change.

In January 2010, air conditioning system manufacturers stopped producing equipment that utilizes Freon as the coolant.

HOW THIS AFFECTS YOU

Scenario 1 – A True Story

Last week, I went to look at a house that someone bought at an auction. The condenser (outside unit) was stolen and now has to be replaced. The problem is, manufacturers no longer make condensing units that are compatible with the air handler that still uses Freon. The buyer will have to purchase both an air handler and a condensing unit – a cost that he did not know about before placing a bid on this house.

Scenario 2 – What If?

If your air conditioning system that uses Freon as the coolant develops a coolant leak or another mechanical or electrical problem, you must make a decision between repair and replacement. As Freon becomes more expensive and increasingly difficult to obtain, the cost of recharging the system will continue to rise. It may mean an A/C upgrade is a better choice.

DO I NEED TO CHANGE NOW?

Unless you are having a problem, I would not recommend changing your system now. But, the newer air conditioning systems are more efficient and by installing one, you may save money on your electric bills.

HOWEVER – IN FIVE YEARS FREON WILL NO LONG BE AVAILABLE

The phase out of Freon, which began in 2010, is taking place over the course of about 20 years. In existing air conditioning systems, Freon can be used to recharge the equipment until January 1, 2020.

Due to the decrease in the supply of Freon, the cost of Freon has significantly increased and the number of companies that have access to it is getting smaller and smaller. Homeowners who discover that their air conditioners have a Freon leak may end up spending several hundred dollars for a recharge of the system.

Who would have thought that something installed five years ago may only have a life expectancy of another five years.

Knowing your options now, will help you be prepared in the future. If your home is aging and you need some maintenance advice, contact your local certified “roomologist”, Leading Edge Homes. Inc.at 561-795-2551.

HOME REMODELING BUDGETING

COMMON MISCONCEPTIONS ABOUT REMODELING COSTS

Like I have said many times, being an educated consumer is very important before beginning a home remodeling or improvement project. There are many posts on this blog about Hiring a Home Remodeling Professional.

There is more to the cost of hiring a remodeling professional than materials and labor. Determining the cost of your job is much more complex than you think.

Last week I received a call from a potential client about remodeling his bathroom. He thought the job should cost no more than $7,000, when in reality it would cost about $20,000. Were we over-charging or was the potential client living in the 1960s?

THINGS INCLUDED IN THE COST OF YOUR HOME REMODELING PROJECT

LABOR COSTS

Assuming the average worker makes $20 an hour, if you have three employees working 50 hours a week for two weeks on a bathroom—which is typical—you’ll have 240 hours of regular pay (3 employees x 40 hours per week x 2 weeks) for $4,800, plus 60 hours of overtime (3 employees x 10 overtime hours per week x 2 weeks) at 1.5 times the regular wage, which adds an extra $1,800. Add it all up, and the cost of labor alone is $6,600.

But, there is more to the labor charge than just the worker’s hourly wage. There is general liability insurance, workman’s compensation insurance, and the cost of the employee’s health and other benefits.

MATERIAL COSTS

Costs for materials can vary, and in most cases, the home remodeling contractor adds a mark-up to the costs of materials. Why? It covers the time to order the materials, pick up the materials, deliver the materials, and replace materials if there are problems with them.

Now, I know what you are thinking. I can save money if I purchase the materials myself. I strongly recommend that you DO NOT do this.

For example, if the faucet you purchase doesn’t work properly, it is the plumber who is responsible to replace or repair it. If you supply the faucet, you will have to pay for the plumber to disconnect the faucet you supplied and then come back and install the replacement faucet.

MOVING FIXTURES

Home remodeling shows make it look like there is nothing involved to change where the toilet, shower or sink are located in a bathroom. It is not as simple as you think to relocate fixtures.

Floors need to be cut up, walls have to be opened, and in some cases, sewer lines need to be moved. Once the relocation is completed, floors and walls need to be patched. This is very labor intensive and adds significant cost to a bathroom remodel.

MISC. COSTS

Besides materials and labor, the following items may go into the price of a bathroom remodeling job: bringing the rest of the house up to the current National Electric Code for smoke detectors, trash removal/disposal, floor and dust protection, final cleaning, portable toilet rental, fuel surcharge based on distance to a job site, permit fees, builder’s risk insurance, and advertising costs.

OVERHEAD COSTS

Remodeling contractors also have to pay for other things to keep their companies in business such as secretaries, legal services, truck maintenance, office supplies, and similar expenses. Most people don’t think about that when they see the final price of the bathroom remodeling project, but it adds up quickly.

OTHER THOUGHTS

Understanding the true costs of hiring a professional home remodeling contractorto complete your home improvement project will help you weed out low-quality contractors. In the case of the potential client who believed he could remodel his bathroom for $7,000, if he finds a contractor that will do it for that price:

he is in danger of getting an unprofessional job

he probably will end up with added costs later or

a bathroom with which he is not really happy

If you get a “great low price” you should ask questions to determine why the price is so low. Compare quotes… make sure “everything” is included.

Speak to a home remodeling contractor to get an idea of what your project might cost. Ask questions and understand what is included. If you have two quotes, compare them line-by-line to make sure that you are getting the same materials and level of service.

CONVERTING YOUR PATIO TO LIVING SPACE – THINGS YOU DIDN’T KNOW

Converting your patio to living space is not as simple as just putting up walls!

SO YOU WANT TO ENCLOSE YOUR PATIO

Enclosing your patio, porch or screen room looks especially nice when you take the time to blend the new room with your existing home.

But, there are many things to consider before you begin the process.

WHAT YOU NEED TO KNOW

IS THE FOUNDATION STRONG ENOUGH?

Your porch foundation (the concrete slab) will have to be investigated. You may find that the slab does not meet the building code for this change.

The slab must be able to support the new construction of the walls and all of the inside materials in addition to the roof. The process includes undermining the existing slab or cutting the edges and pouring new footers to meet the code if they are not of sufficient size.

IS THE SLAB HIGH ENOUGH?

Usually a patio or porch slab is about 4 inches lower than the main house. You should raise the slab surface up to match the existing house in an effort to match finishes in the new living space.

In addition, even if you are not trying to match the floor elevation of the existing house, you may still be required to raise the floor level to that of the existing house to meet building code elevation requirements. If you have a sunken living room, or a sunken shower, you may not have to raise the floor level.

MEANS OF EGRESS FROM OTHER ROOMS

How did you get to your patio / porch before? If you went through a sliding glass door from a bedroom, you may have to change or add a bedroom window so there is a means of egress – that is a way to escape from a sleeping room directly outside. If enclosing a porch eliminates the only window in a bedroom, a new egress sized window will definitely need to be added.

It is against the Florida Building Code not to have a means of escape in case of a fire. The code requires at least one emergency escape and rescue opening in every sleeping room where the:

Sill height shall not exceed 44 inches above the floor.

Minimum net clear opening shall be 5.7 square feet.

Minimum net clear opening height shall be 24 inches.

Minimum net clear opening width shall be 20 inches.

ARE YOU PUTTING A CLOSET IN THE ROOM?

If the room has a closet, it will be considered a bedroom – even if you say that it is a den. This can add other costs to your project, especially if your home is on a septic system. You may need to increase the size of your septic tank and/or drain field because the Florida Department of Health determines the required size by the number of bedrooms in your home and the total square footage of living space.

IMPACT FEES

Palm Beach County charges impact fees when a home is constructed to provide services (parks, fire stations, etc.). The fees are based on the square footage of living space in your home.

The increase in square footage may bring you to the next level. If that happens, the county, not your builder, collects impact fees based on the difference between the two sizes of living space.

OTHER THOUGHTS

You should enlist the services of a design-build contractor, like Leading Edge Homes, Inc., because it is more than just putting up walls and windows.

You will need electrical service, air conditioning and heating, cable TV, telephone, perhaps plumbing, and more. Your design-build contractor will help you with the design to meet your needs and ensure the enclosed room looks like it has always been a part of your home.

Your design-build contractor can provide you with a set of plans, including structural engineering, that is ready to submit to the building department.

Lastly, you should pay attention to the details. If your house is concrete block, you should coordinate your exterior finish of the enclosed room to match. You should also plan on how the new room flows with the rest of your house and match wall and ceiling finishes.

Enclosing a room is not a do-it-yourself project. If you want a professional remodeling experience, contact your local design-build contractor, Leading Edge Homes. Inc.

JUST BECAUSE IT WORKS – DOESN’T MEAN IT IS SAFE

When buying a house – make sure it is inspected to meet all building codes.

BUT IT WORKS…

Last week I did a home inspection for a couple who have signed a contract to purchase a home in Palm Beach County.

The seller did not appreciate my thorough work, and called me over the weekend to say “but it works.” Just because something works, doesn’t mean it is safe and complies with the building, electric, plumbing or mechanical codes.

ELECTRICAL SHOCKS ARE NOT A LAUGHING MATTER

If your electric outlets are not properly grounded, you can be in for the shock of your life. Electricity can pass through your appliances, or anything you plug into your outlet, directly into you. One clue that an outlet may not be properly grounded is that computers and / or appliances may not work when plugged in.

Other times, you may just get shocked when using something that was plugged into an ungrounded outlet. Unfortunately, I know first hand. It happened to me at a job site. Lucky for me, I wasn’t injured.

But the violations I found for the buyer could be a shocking experience for him or someone at his new home.

SOME OF THE VIOLATIONS

It May Be A Shocking Experience

Many of the violations we found, although they may not inhibit the function of the electric can cause electrical shock.

Problem 1 – Missing Breaker Slot Covers

Missing breaker slot covers are an electric shock risk.

Problem 2 – Water Heater “Whip” Requires a Strain Relief Strap

Missing strain relief strap can cause “accidental” damage to the water heater wiring.

Problem 3 – Pool Pump is Missing Ground Wire

This is extremely dangerous and an accident waiting to happen. Don’t swim in a pool where the pump is not grounded.

The hole in the wall to get electric power is not only a violation of the electric code, it is an invitation to insects and water to get inside your home!

If you want to run power to something that is outside of your house, drilling a hole in the exterior wall to run a plug through it is not the way to do it!

Neither is painting the wire to match the exterior color a good way to hide it from the trained eyes of a home inspector.

IF IT AIN’T BROKE DON’T FIX IT – NOT!!!

After more than 25 years of serving South Florida, I have seen many things. Even when my daughter bought her first home, I found many electrical code violations and told her she would need to have the items repaired.

The seller would not negotiate on the price and I explained to her she had to consider the repairs as part of the cost of the home.

My recommendation to the buyer who asked me to do the home inspection is to negotiate with the seller. Only the buyer can determine if they want the home as-is, if they want to do the repairs themselves, or if they will allow the owner of the home to do any of the repairs.

Although the seller and his real estate agent want to argue that the electric works, the buyer must remember – safety first. The main purpose of codes is to define the minimum, SAFE way of doing things. Can anyone really argue against life safety?

If you want a professional remodeling experience or a home inspection with a home remodeling expert view, contact your local design-build contractor, Leading Edge Homes. Inc.

HOME REMODELING SHOULDN’T BE SCARY – AND NEITHER SHOULD BUYING A HOME

Don’t get tricked when starting a home improvement project or buying a new home.

Yesterday I told you about the client who called Leading Edge Homes, Inc. to install a tub and we discovered that other work had been done in the bathroom without a permit. The good news is – the problems can be corrected. The bad news is – it will be costly.

This reminds me of a home inspection I did last weekend. Yes, Leading Edge Homes, Inc. also does home inspections – and we do more than check to see if appliances work.

Signs That Work Was Done Without a Permit

Illegal Addition:

The floor in a room is not at the same level as the main house.

A sliding glass door leads to an interior room.

Illegal Bathroom Remodel:

There isn’t a minimum of 15 inches from the center of the toilet to the wall, tub, or cabinet.

Illegal Kitchen Remodel:

If it’s obvious that new cabinets were installed, but the electric was not brought up to date.

How do you know? The receptacles need to be GFI protected, on a 20 amp circuit, and spaced no more than 4 feet on center.

If there is a counter top with more than six inches of overhang, there must be an electric receptacle underneath it.

If you want a professional remodeling experience or a home inspection with a home remodeling expert view, contact your local design-build contractor, Leading Edge Homes. Inc.

BUT HE SAID I DON’T NEED A PERMIT

It happened again. Yesterday, I received a call about installing a tub for a potential client. What I thought was going to be a simple quote to see where the tub was going to be installed, turned out to be like opening a can of worms.

The job entails more than installing the tub… it involves redoing the entire bathroom.

What Went Wrong?

The biggest mistake was that the client believed her contractor that permits did not need to be pulled to make changes to the bathroom. Had a permit been pulled, none of the following issues would have occurred:

The bathroom is too narrow for adding a bidet next to the toilet. According to the plumbing code, a minimum of 60 inches is required from drywall of one side wall to drywall to drywall of other side wall. They only have 57 inches.

The tile was installed before the bathroom door, now the opening is too short for the door.

The door they bought swings the wrong way.

The plumbing waste and supply lines were cut, patched, and brought out of the floor and wall in the wrong locations.

What Has to Happen Now?

This mistake will be costly. Drywall has to be removed, the floor has to be cut up to correct any plumbing violations, the doorway needs to be re-framed, and either a new toilet/bidet all-in-one unit needs to be purchased or the room needs to be made larger to accommodate both a bidet and toilet.

This would not have happened if the client hired a professional remodeling contractor instead of an unlicensed, uninsured “handyman”.

Other Consequences

If the client left everything as is, and went to sell her house, she might have difficulty passing a home inspection. A good inspector would notice that the plumbing was not per code, an appraiser would probably discover that the bath remodeling was done without a permit, and the homeowner could be fined for doing work without a permit.

If you want a professional remodeling experience or a second opinion, contact your local design-build contractor, Leading Edge Homes. Inc.

Once again, a local Palm Beach County company is scamming seniors and using high pressure tactics to commit what I consider robbery.

PHONY REPRESENTATIONS

I wish I had a solution for the problem of phony representations.

The article in the Palm Beach Post mentioned how a “representative from Florida Power and Light (FPL)” contacted the victim to help her save money on her electric bill. The victim, trusting the person on the phone, believed that this was true. Who wouldn’t want to save money on their bills?

But… FPL did not really contact the woman, nor does it sell air conditioners. The net result was she overpaid for a system she did not need and actually increased her electric bills.

COOLING OFF PERIOD

The best solution is to do your due diligence and verify what you are being told before you sign a contract and hire a remodeling company. That includes verifying licenses, contacting your local building department to see if a permit is required, and checking references.

If you, or a loved one, signed a contract with a home improvement / home remodeling contractor, you have a short window to change your mind and cancel the transaction.

In Florida, “if you purchase goods or services during the course of a “home solicitation sale,” you maintain a three-day right to cancel. A sale is considered a “home solicitation sale” if it takes place in your home, or at a location which is not the main or permanent place of business for the seller, so long as the purchase price is more than $25.”

SHOULD YOU WORRY ABOUT YOUR RETURN ON INVESTMENT?

Don’t just invest in your home for future returns, invest in your lifestyle.

Like many of the blogs with home improvement ideas and tips, I have been guilty of publishing what home improvement will give you the best return on your investment. You only get that return on your investment, however, when you SELL your home. Otherwise, it is just an imaginary gain in a fluctuating market.

If you choose to remodel, you should be investing in yourself and your lifestyle. Consider things that will improve your livability, make your house less stressful, and even allow you to age in place.

Kitchen Cabinets or Walk-In Pantry?

Walk-in pantries may be a less expensive alternative to kitchen cabinets.

Kitchen cabinets can be expensive.

Half of them are up high on the wall where they’re hard to reach, and the wall space they take up could be better used for windows.

A pantry, if you have room in your design, can take up less space, stores a lot more, is much easier to use, and costs less to build.

Tub or Shower?

A shower takes up less space, uses less hot water, and is far more sanitary than a big tub.

You can always design your shower so there are no doors and make it so you don’t have to step over any curbing. Avoiding ways to trip is a great idea for aging in place.

I would not recommend removing all the tubs in your house — every house needs at least one for resale.

Group Windows Together

We are converting a screened in patio into living space for one of our clients. They don’t want to lose the beautiful view they have from their screen room, so we are grouping large windows together to maintain their view.

This design will also make it easier for furniture placement because there is still plenty of wall space that is not broken up by windows.

Adding a Room – Bigger Isn’t Always Better

“Volume” ceilings do not automatically make better rooms and are more expensive to cool.

If adding a family room, consider adding a fireplace or other focal element. We have installed many fireplaces in Florida.

Wall trim, multiple paint colors and crown moldings also give the room interest and can create the illusion of height.

A focal element gives your room addition character.

Spend more time planning.

Think about furniture placement in the room — is there enough wall space, are the windows high enough for furniture to go underneath them? You may not need to make the room as big as you think you do.

When I built my house, I printed out scale drawings of each room. I then cut out scaled versions of the furniture for each room (if you don’t have the furniture yet, you can cut out standard sizes and shapes for the type of furniture you think you like) and placed it in the room. You can see how the room might layout, if the room can be smaller, and whether or not the windows and doors might impact the room’s flow.

If you don’t want to spend time cutting and drawing, Leading Edge Homes, Inc. can help you. We can bring a computer with our CAD software to you and design your new room with furniture placement so you can virtually walk through it before beginning any construction!

If you want a professional remodeling experience contact your local design-build contractor, like Leading Edge Homes. Inc.